Seller is refusing to make repairs 6 days before closing.

[Allen Lopez]

So I made an offer on a “for sale by owner” for the asking price if $250k in Baton Rouge, LA. Property was to include the refrigerator. After the inspection, found a few issues that needed to be fixed. 1 was holes on the shingles which are going to be fixed by the builder since property is only 2.5 years old. 2. Rotten droppings in the attic. We requested that the following via email:

“There seems to be rotten droppings in the attic. We would like to get the attic inspected by a licensed professional and if rottens are found, get them removed. Although no entrance point was found it’s possible that they entered the attic through an opening on the ceiling around the house. Might need to investigate”.

Seller replied that she agreed and told us that the pest control company “Arrow” would take care of it.

Property appraised for $245 and seller reluctantly agreed to lower the price if she could keep the refrigerator. We agreed.

Last week she was supposed to get arrow to correct the rotten problem in the attic. Today (6 days before closing, we asked for a copy of the report and she said she did not get one. I contacted arrow and turns out all she did was contact them for a free estimate. They forward me the quote which she said she never got, and it was for $360 for sealing the entry points, placing traps, spraying repellent, and a 3 month repelling contract (1/month) around the outside of the house.

She is now saying she will hire a handy man to place traps and close the holes, and will order the repellant for it to spray. That was not our agreement. And we feel like she is using the fact that we are so close to closing as a way to get out of it.

Honestly she is being extremely cheap. Now we are at the point that if she doesn’t comply with the request as she originally said she would, we are not purchasing the house.

We have already paid nearly $1000 (inspection and appraisal) for all the property. Can get ask her to give pay us that back if she backs out of the deal last minute? Appraisal and request for repairs time frame has already passed. So now we are at a point where she can technically play hard ball. We like the property but are willing to walk away. Any thoughts on how to recover that money?

[Randall Alan]

So I see this as a potential "cut off your nose to spite your face moment".  Your seller knows that all the rodent company is going to do is to spray some expanding foam in a few places, and put a couple of $15 rat traps in the attic.  BTW, it's usually where the AC lines come up into the attic that the rodents get in... or holes in soffits.  We have sealed them up and it cost us $6 in spray foam.  So $360 is 'stupid money' for the service they will provide... so she is saying her handyman can handle this for way less.... probably $50.   I get that the professionals will stand behind their work, etc, etc... and my quote when I called a company like that was $960! (WTH?!).  We spent $40 including the foam, rat bait, and a few traps. Problem solved.  So I think what you are missing is that 'professionals' charge A LOT for that service, and there is nothing special about what they do... its pretty much, "use your eyes, find the way they are getting in, block the path".  Imagine if I said If I told you the quote to clean your car was $360... but I'm a professional!  You might say, "Uh... I'll go to the car wash down the street and do it myself for $5.  That is sort of what you are dealing with here in my book.  The 'professionals' just overcharge for this service because they know some people will pay it.  

My question to you is this:  You are $1,000 into your deal, and you are thinking about walking away from it when she is agreeing to fix the problem, just not the expensive way?  That's pretty short sighted in my book. (no offense intended).  If it were a $4,000 AC that needed to be replaced... ok, I get it... But for $360 you are going to walk... on a $250,000 house?  That's .1% (literally .00144) that you are going to walk away after already being invested $1,000 for an inspection & appraisal?  Do you see where this makes no sense?  Let her fix it... but hold her to it being fixed, be happy, enjoy your home!

All the best!

Randy